Find the liens that survive the auction before you bid.
AuctionXray compiles the County Clerk's official records, the court docket and the FEMA and USFWS layers for one tax-deed or foreclosure property in Broward or Miami-Dade County, and delivers a PDF dossier, normally within minutes: the recorded debts that appear to survive the sale, a GO / CAUTION / NO-GO screening and a conservative maximum bid.
The GIS preview is free, no account needed. Full dossier $29; your first report $9.90, once per account.
Illustrative example, not a real record
NO-GO
Single-family home, Fort Lauderdale, FL
Screening classification based on public records found; not legal advice.
5 red flags
- Senior mortgage (first lien)
- Appears to SURVIVE · recorded 2018, before the lis pendens
- Clerk instrument
- CFN 000000000 · OR Book 00000 / Page 000 (illustrative)
- Surviving debt the buyer would inherit
- $242,750.00 (appears to survive, based on records found)
- Municipal permits and code
- 1 permit expired without final inspection (Accela)
- Conservative max bid (25% target margin)
- $42,924.76
The preview is free. The dossier shows the real values.
Six public sources and one cross-check.
Pick a source to see the kind of record it returns. Excerpts are illustrative.
Senior mortgage priority cross-check
“Illustrative excerpt — MORTGAGE recorded 04/12/2018, OR Book 00000, Page 000 (CFN 000000000), in favor of a private lender. No Satisfaction or Release indexed as of the search date.”
Source 01 · County Clerk Official Records: index searched by owner names, legal description and book/page; recorded pages read by OCR
Why it matters. A first mortgage recorded before the HOA's lis pendens is generally senior to the HOA's claim, so it appears to survive an HOA foreclosure, based on the records found. Every instrument the dossier cites must exist in the official index, or the anti-hallucination lock rejects it.
From a free preview to a PDF dossier.
- Free preview in seconds
- Parcel map with the FEMA flood zone, USFWS wetlands, road access and likely occupancy, with owner names masked. No account needed.
- The debts that appear to survive the sale
- Every mortgage, lien and judgment found in the official records index, classified under Fla. Stat. §197.552 (tax deed) or §45.031 (foreclosure) as appearing to survive, appearing extinguished or uncertain, with the statute and the recorded instrument cited.
- GO, CAUTION or NO-GO
- A screening classification produced by fixed, deterministic rules, never by the AI, and always printed with its legend: “Screening classification based on public records found; not legal advice.”
- A conservative maximum bid, with the full trace
- Exact-decimal arithmetic on the inputs the dossier prints: estimated value, resale and closing costs, target margin, rehab, holding and eviction reserves, surviving and uncertain debt. Every line of the calculation is printed, so you can redo it with your own numbers.
- Copies of the recorded documents
- The dossier attaches the first page of each decisive instrument; the evidence pack carries every page the OCR read (the first three and the last two pages of each recorded document), for you to check by hand.
- A quality gate, and your credit back
- A deterministic gate tries to prove the result against the official records before the PDF exists. What it cannot prove is not delivered: the order is held and 100% of the credit returns automatically, as it does when the county website is down. Delivered as a PDF, normally within minutes.
What the classification is reading.
Screening classification based on public records found; not legal advice.
- Estimated value (ARV)
- $465,000
- Final judgment (opening bid)
- $6,840
- Red flags
- 5 · junior-lien auction, senior mortgage appears to survive, debt over 50% of ARV, possible association dues liability, occupancy reserve applied
Know your ceiling before you bid.
Estimated value, surviving debt and your target margin move the ceiling; the engine's own defaults fill the rest.
Simplified illustration: arithmetic on the inputs shown, not a recommendation to bid. The dossier prints the full calculation trace. Consult a Florida-licensed real estate attorney or title company before bidding.
Conservative maximum bid
$42,924.76
= (ARV − resale costs 7% ($32,550.00) − target margin 25% ($116,250.00) − fixed costs ($29,237.50) − surviving debt) ÷ 1.03 closing costs. Fixed costs here: rehab reserve 5% of ARV ($23,250.00), 4 months of holding at 0.125% of ARV per month ($2,325.00) and the occupancy reserve for an owner-occupied or undetermined property, $2,500 plus 2 months ($3,662.50). Tax-deed orders also reserve 2% of the Just Value for back taxes.
See the plansFour plans, one dossier.
Every plan buys the same full dossier, with the same contents and the same automatic credit return: one credit, one property in Broward or Miami-Dade County, delivered as a PDF.
| Row | First Report Try the dossier. Once per account. | Single Dossier The price of lunch against a five-figure loss. Most popular | 5-Pack $19.80 per dossier. Credits never expire. | Pro For investors who bid every week. |
|---|---|---|---|---|
| Price | $9.901 credit · one property | $29.001 credit | $99.005 credits | $299.00per month · 20 credits on each payment |
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| Start | Start with a free preview | Start with a free preview | Start with a free preview | Start with a free preview |
You buy on the parcel page, after the free preview. Full dossiers are available today for properties in Broward and Miami-Dade counties. One credit produces one dossier for one property; credits from one-time purchases never expire while your account is active. Prices in US dollars; Paddle, our Merchant of Record, adds any applicable sales tax or VAT at checkout. Compare the plans in the app.
Florida tax-deed and foreclosure auction intelligence, compiled from public records. The preview is free. The dossier is what you pay for.
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